Duplex With
For Sale
$398,500
416-418 E Maine Ave, Nampa, ID 83686
Residential Income, Nampa, ID
Property Size1,708 SF
Lot Size0.16 Acres
Price / SF$233.31
Days on Market47
Property Features for 416-418 E Maine Ave
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 2, Bedroom 1, Bathroom 1, Bedroom 4, Bathroom 2
Parking
4
Parking features
Carport
Appliances
Disposal (All Units), Stove/Range (All Units), Refrigerator (All Units)
Subdivision
Juniper Square
Lot features
Standard Lot 6000-9999 S F, Garden, Sidewalks
Elementary school
Iowa
Middle school
South Middle Nampa
High school
Nampa
Elementary school district
Nampa School District #131
Middle school district
Nampa School District #131
High school district
Nampa School District #131
Directions
12TH Ave, E on Constitution, S on Juniper, W on Maine
Standard status
Active
APN
R1012800000
Size
1,708 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
34-3N-2W SW JUNIPER SQUARE ADD LOT 2 BLK 1
Tax Annual Amount
2546
Legal Description
34-3N-2W SW JUNIPER SQUARE ADD LOT 2 BLK 1
Utilities
Heating system
Baseboard
Cooling system
Window Unit(s), Wall/Window Unit(s)
Building Details
Year built
1980
Number of units
2
Flooring type
Vinyl
Building materials
Frame, Wood Siding
Roof type
Composition
Listing Agency:
Homes of Idaho
(208) 442-8500
Listed By:
Kevin Rushton · License #SP30561
(208) 899-5078
Added: Jul 30
Changed: Sep 13
Last Checked: Sep 14 at 7:06PM
MLS# 98995811
Copyright © 2026 Intermountain Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This two-unit duplex contains 1708 square feet on a 0.16-acre lot and was built in 1980. The property features frame construction with wood siding, vinyl flooring, baseboard heat, wall and window cooling units, and a composition roof. Each unit includes a disposal, stove/range, and refrigerator, while carport parking serves the property. Longtime tenants are in place, with professional management already established.
Located at 416-418 E Maine Ave in Nampa, the property is near shopping, hospital and medical services, Nampa City Recreation Center, and parks. Lake Lowell and Deer Flat Wildlife Refuge are also within a short distance, offering access to boating, swimming, fishing, hunting, and other outdoor activities.
Located at 416-418 E Maine Ave in Nampa, the property is near shopping, hospital and medical services, Nampa City Recreation Center, and parks. Lake Lowell and Deer Flat Wildlife Refuge are also within a short distance, offering access to boating, swimming, fishing, hunting, and other outdoor activities.
Key Highlights
- Duplex with 1708 square feet on a 0.16‑acre lot
- Built in 1980 with frame construction and wood siding
- Longtime tenants in place with professional management
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$18,358
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.61%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$367,160
$367.2K
Cap Rate 7%
$262,257
$262.3K
Cap Rate 9%
$203,978
$204.0K
Market Conditions
NOI Build-Up for 1,708 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$27.7K $16.20/SF
− Vacancy
−$1.4K −$0.85/SF
EGI
$26.2K $15.35/SF
− OpEx
−$7.9K −$4.61/SF
NOI
$18.4K $10.75/SF
Area
Nampa, ID
Vacancy
5.22%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$367,160
Cap Rate 7%
$262,257
Cap Rate 9%
$203,978
Alternative Uses
Best Use
Multifamily LT 5
$262.3K
$229.5K – $306.0K
NOI $18,358 @ 7.0% cap · market cap 4.61%
Second Best
Apartment 5plus
$240.4K
$210.4K – $280.5K
NOI $16,831 @ 7.0% cap · market cap 4.22%
Theoretical Best
Office A
$432.1K
$378.1K – $504.1K
NOI $30,244 @ 7.0% cap · market cap 7.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
855
Businesses Nearby
Explore this area
Business Placement
Demographics for 83686, ID
55,343
Population
20,283
Households
2.7
Avg Household Size
36
Median Age
27%
College-Educated
91%
High-School Grad
87.7 sq mi
ZIP Area
631
Density / Sq Mi
$83,666
Median Household Income
$40,310
Median Earnings
$1,310
Median Rent
$381,800
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with in-place tenants, individual appliances, and covered on-site parking.
Where is this duplex located?
The property is located at 416-418 E Maine Ave Nampa, ID.
What is the asking price?
The asking price for this property is $398,500.
What are key features of this property?
This property features: Duplex with 1708 square feet on a 0.16‑acre lot; Built in 1980 with frame construction and wood siding; Longtime tenants in place with professional management
